There are a couple of things I like about them but one of my favorite things is that it allow me to control if I will allow partial payments or not.

To maintain control and avoid being locked into larger deals, consider directly owning replacement properties or exploring a partial 1031 exchange while carefully structuring syndication investments.This post does not create a CPA-Client relationship.

Id recommend the single-family rental because you have more control and you don't need to worry about some greedy operator screwing it up 

Larger cities offer better infrastructure, such as international airports, interstate highways, and a broader talent pool, making them attractive to businesses and tenants.Avoid Rent ControlRent control laws can hinder your ability to adjust rents to match inflation, limit tenant screening, and complicate evictions.

I also like contractors that have packets that allow you to pick out the stuff that you want to use for that project, which reduces the quality control process..

They agreed to pay in accordance to the lease and failure to manage to the lease is the #1 reason why landlords fail (Source: American Apartment Owners Assn).Cowboy up and stop having the tenant control your ROI.Best.

I do agree the lack of control is a potential issue.  

@Cheng ChuMcKinney is a fantastic market with strong population growth, and it’s a great choice for single-family home (SFH) investments.

I don't observe too many people buying multi-family in the Bay Area with our rent control laws but there are deals here. 

Only caution is if they don’t have checkbook control and there’s a time crunch going through the custodian can cause delays and red tape to deal with.